Tag Archives: Charlotte

Selling Your Home? Don’t Forget To Mention That Brewery

July 9, 2024 The Beer Professor Leave a comment

In 2023, according the National Association of Realtors, the number of existing homes that were sold was just over four million, with an average sales price of $389,300. One of the steps in preparing your home for sale is to write a real estate description in which you outline the key features of your home and the neighborhood in which it is located. Writing for the website Orchard.com, Allaire Conte notes, “A good, effective real estate listing description can attract the right buyers and generate interest in the property. It only makes sense that a poor description can do the opposite, scaring away potential buyers and leaving the property sitting on the market with no offers”. According to Dorothy O’Donnell and Kelsey Morrison, who write for the website Homelight.com, “The listing description is your chance to emphasize the best aspects of both your home and the surrounding area, whether you have access to quality schools or are walking distance from the historic district with boutiques and microbreweries. Access to breweries? Do people really mention those as a neighborhood amenity when listing their home for sale? Apparently they do, indicating that mentioning them can make a home more attractive to potential buyers.

That people would mention proximity to breweries in their home listings does not surprise me. I have been studying the craft brewing industry for over ten years now; particularly the impact of breweries on neighborhoods and communities. As a result of this research, and the research of others, I have arrived at the conclusion that craft breweries are neighborhood assets and that living close to one is a good thing. This is primarily because craft breweries serve as neighborhood Third Places, where friends and family can gather for a pint of locally brewed IPA while enjoying each other’s company. Many craft breweries are also child and dog friendly, making them places where young families are welcome.

Many breweries, such as Birdson Brewing in Charlotte, NC are child and dog friendly

Some of the research I have conducted has focused on the city of Charlotte, NC. Charlotte has a vibrant craft brewing, with over eighty breweries dotted across the metropolitan area. Two neighborhoods which have attracted a disproportionate number of craft breweries are the post-industrial districts of South End (south-west of downtown) and NoDa (north-east of downtown). My research on Charlotte has been carried out in collaboration with my colleague Isabelle Nilsson, a faculty member at the University of North Carolina in Charlotte. In a paper I published with Isabelle in 2019, we were able to isolate the impact of being in close proximity to a craft brewery on residential real estate valued. In that research, we determined that single-family homes and condominiums within a half mile of a craft brewery enjoyed an increase in value of 9.2% and 3.2% respectively, as a result of this proximity. This suggests that many homeowners appreciate being within walking distance of a craft brewery.

In my most recent research with Isabelle, we compared 1,088 home listings that mentioned breweries with the same number of randomly selected home listings that did not mention breweries. As with our previous research, all the homes were in Charlotte, NC. An example of a home listing included in our study is shown below.

“When location is key, you can’t get much better than this! 5 minutes from both NoDa & Plaza Midwood shopping, restaurants, and breweries. This 1920’s bungalow is full of charm & nestled in the Villa Heights community. Original hardwoods throughout portions of the home. Claw foot tub in the renovated bathroom. Fenced in back yard with mature trees. Smart features throughout the home include Ecobee thermostat & Alexa controlled lights/switches. Several projects in the home are unfinished & some updates are still needed, but with some TLC, you could have the cutest house on the block. Given the recent sales in the neighborhood, this would also be perfect for an investor looking to completely renovate for a flip. Home is being sold as is with no repairs to be made. HVAC is a 2021 unit & under warranty.”

According to a 2019 report by the National Association of Realtors, 93% of recent homebuyers found online websites as the most useful source of information about prospective homes. Of buyers who used the internet while searching for a home, 85% found detailed information about properties for sale very useful. This suggests that having a well-written, accurate, and appealing home listing is important in attracting potential buyers. The website Homes.com includes walkability and proximity to amenities (parks, gyms, restaurants etc.) as two of a number of neighborhood factors to consider when purchasing a home.

Proximity to Charlotte’s NoDa neighborhood, home of Heist Brewery, is mentioned as a neighborhood amenity in some home listings

In our most recent research, Isabelle and I were particularly interested in identifying the types of neighborhood in which craft breweries were being listed as a neighborhood amenity by home sellers. Our findings showed that homes mentioning breweries were generally higher priced and sold more quickly than the average home in the Charlotte metropolitan area. We also discovered that, in home listings, breweries were commonly mentioned in conjunction with other neighborhood amenities such as restaurants, coffee shops, and parks. This suggests that craft breweries tend to be located in amenity-rich neighborhoods and are being mentioned as part of a broader package of amenities. The term ‘walkable’ is also frequently mentioned in listings mentioning breweries. This suggests that breweries tend to be in walkable neighborhoods which, in all likelihood, have a high Walk Score. Indeed, the NoDa neighborhood has a Walk Score of 70, making it a “very walkable” neighborhood, where “most errands can be accomplished on foot”. Another word often mentioned is ‘local’. This may suggest geographic proximity and/or locally-owned establishments, such as breweries, book stores, coffee shops etc. A critical feature of Third Places is their accessibility. As noted by Ray Oldenburg, “Third places work . . . when they are local; and they work best when within walking distance of the people they serve”.

In addition to describing the neighborhood, home listings describe the house itself. In our study, words mentioned in the same listings where breweries were mentioned include ‘historic’, ‘bungalow’, ‘renovated’, and ‘original’, with the latter referring to a home’s features. Both South End and NoDa are historic neighborhoods in Charlotte, so these descriptors make sense. In the early 20th, NoDa was home to a number of textile mills and bungalow-style homes that housed the mills’ workers. The aforementioned Heist Brewery is housed in a former textile mill.

*An old mill worker’s home in Charlotte’s NoDa neighborhood. This home is visible from Heist Brewery*

The language used to describe the randomly selected sample of home listings that do not mention breweries are quite different. Words such as ‘acres’ (indicating large lots), ‘schools’, and ‘culdesac’, ‘bonus room’, ‘formal dining’, and ‘family room’ describe homes that are indicative of a more suburban setting. In these listings, more emphasis appears to be placed upon the feature of the home rather than the characteristics of the neighborhood.

The research conducted by Isabelle, and I added support to the idea that craft breweries are viewed by both home sellers and real estate agents as neighborhood amenities. Otherwise, why mention them? So, next time you go to sell your home, make sure you mention that brewery just down the street from you.

Further Reading:

Nilsson, Isabelle and Neil Reid. 2019. The value of a craft brewery: On the relationship between craft breweries and property values. Growth and Change, Volume 50, Issue 2, pp. 689-704.

Nilsson, Isabelle and Neil Reid. 2024. Craft breweries as a neighborhood amenity: Evidence from residential real estate listings. Urban Geography, Volume

Bars, Technology

Self-Pour Beer

December 14, 2019 The Beer Professor Leave a comment

On a recent trip to Charlotte, NC, I had my first experience with a self-pour beer bar. Taproom Social, which opened in March 2019, is located in Uptown Charlotte. The idea is simple – rather than having a bartender pour you a beer, you pour it yourself. Upon entering Taproom Social, you surrender your credit card in exchange for a wrist band. The wrist band contains a chip, which is your passport to the ~40 beers on tap. There are, in fact, 50 taps, but some dispense other alcoholic beverages such as wine and cider.

The entrance to Taproom Social in Uptown Charlotte

*Taproom Social Wrist Band contains a chip that allows you to self-dispense beer* #

Taproom Social in Charlotte has 50 taps, ~40 of which are beer

Having obtained your wristband, it is simply a case of deciding which beer you are going to drink. The taps are lined against one wall, and are organized according to style – Lager, IPA, Sours etc. each tap has a screen that provides key information about the beer – the brewery, the name of the beer, its style, price per ounce, and ABV. Tap on the screen and a description of the beer’s flavor profile appears. You then activate the tap, by placing the chip in your wrist band up to the screen. Next, you pour your beer. After pouring, the screen indicates the volume of beer you just poured, as well as the total volume for your entire visit.

According to a recent piece by Neda Ulaby on NPR.org, self-pour taps are becoming more ubiquitous. The number of establishments selling self-pour beer increased from approximately 80 in 2016 to over 400 today. When you consider the size off the US market, that is a minuscule number. Installing self-pour taps can be an expensive undertaking. A 24-tap system cost Walters Sports Bar in Washington, D.C. around $100,000.

Self-pour taps provide a number of advantages for bars. For example, they allow bars to save on labor costs, an increasingly important issue as more states introduce higher minimum wage rates. One vendor of self-pour tap systems touts a 20% reduction in labor costs, a 45% increase in sales and a 50% increase in profits. In one comparative trial, over a three day period, a self-pour system sold 400% more beer than the traditional selling method. This was achieved with 50% less staff. The fact that customers provide a driver’s license when they first arrive at self-pour establishments also allows bars to collect potentially useful data (zip code, gender, age etc.) on customers and their drinking habits. Fatty’s Taphouse in Stanford, VA is another established that has installed self-pour beer taps. The $65,000 cost of the system was recouped within six months, as weekly beer sales increased from $2,000 to $8,000. You can hear about the benefits of Fatty’s self-pour system in a YouTube video here. In There are a number of companies providing self-serve taps technology to bars. These include Drink Command, I Pour It, and Pour My Beer.

Benefits to customers include reduced wait time and flexibility. Customers do not have to pour themselves a whole beer. This can be particularly attractive to craft beer drinkers who often like to sample a beer before committing to a full glass. At First Draft & Kitchen in Minneapolis, MN, General Manager Ashley Hauf estimates that most customers try between six to nine beers per visit, pouring an average of 4.5 ounces per taste. Having to get a bartender’s attention is also eliminated by self-serve systems, thus removing one of the most frustrating aspects of drinking in a busy bar.

Self-pour systems are not yet mainstream. Once they become more ubiquitous and more people have the opportunity to try them it will be interesting to see if the novelty wears off, or if these systems will have real staying power. Personally, I can see the appeal of bars with self-pour systems, especially the fact that the time trying to get a bartender to serve you is eliminated . So how ubiquitous will self-pour beer systems become? Will the prove to be no more than a fad? Or, once they catch on, will they be here to stay? Only time will tell.

History, Neighborhoods

From Mills to Breweries: Charlotte’s NoDa Neighborhood

November 8, 2019 The Beer Professor Leave a comment

I was in Charlotte, NC recently. I was there to attend the 42nd annual Applied Geography Conference. As is customary in my conference travels, I used any spare time I had to explore the local craft beer scene. This was my third visit to Charlotte, since 2012, so I actually was quite familiar with the growth of the city’s craft beer sector. During my last visit in 2016, I had visited three Charlotte breweries (Birdsong Brewing Company, The Unknown Brewing Company, and Heist Brewery) as part of a Charlotte Brews Cruise tour. Charlotte has also been one of my case study cities for my academic work on America’s burgeoning craft brewing industry. With my colleague Isabelle Nilsson of the University of North Carolina-Charlotte, we examined the impact of craft breweries on property values. Our research showed that being within one-half mile of a craft brewery increased the value of single-family homes by 9.3%. In another piece we examined the role that craft breweries have played in the revitalization of Charlotte’s historic NoDa neighborhood.

NoDa is a fascinating neighborhood, with historical ties to North Carolina’s textile industry. Production of textiles began in North Charlotte (as NoDa was known then) in 1903 with the opening of Highland Park Mill No. 3. Two other mills were subsequently opened in the neighborhood- Mecklenburg Mill In 1905 and Johnson Mill In 1916. At that time, North Charlotte was geographically separated from the city of Charlotte, being located three miles north of the city.

In close proximity to the Highland Park and Mecklenburg mills were mill villages. These villages, constructed by mill owners, provided homes for the mill workers and their families. Mill villages had basic services such as a school and a church. At the nexus of the two mill villages was a commercial district, where services such as grocery stores, a barber’s shop, a drug store, etc. could be found.

By the mid-1960s, low-cost labor in developing economies in Asia and Latin America posed a serious threat to the American textile industry. Mills closed and employment dwindled. The impact of this overseas competition was felt in and around the Charlotte region, The Highland Park Mill No. 3 and the Mecklenburg Mill closed in 1969, while the Johnson Mill closed in 1975. The closing of the mills signaled tough times for North Charlotte. People left the neighborhood, seeking employment elsewhere and abandoned homes fell into a state of disrepair. Poverty, crime, low-income housing, drug houses and prostitution came to characterize the neighborhood.

The revitalization of the neighborhood began in the 1980s, when two artists, Paul Sires and Ruth Ava Lyons, opened the Center of the Earth Gallery on North Davidson Street. Other artists quickly followed, and North Charlotte became a small, but thriving, arts community. The neighborhood still faced challenges, however, and remained rough around the edges. The Great Recession of 2007-2009 was not good to the neighborhood , which was now known as NoDa. The neighborhood survived, however, and today is home to a diversified range of businesses, including cafes, restaurants, bakeries, yoga studios, and breweries.

The first brewery to call NoDa home was NoDa Brewing Company, which opened its doors in October 2011. Today, the neighborhood is home to ten breweries. While in Charlotte, I had the opportunity to visit four of them Birdsong Brewing Co., Heist Brewery, Protagonist, and Wooden Robot Brewery. Of the four, Heist has the strongest connection to the neighborhood’s historic textile industry. It is, in fact, located in the old Highland Park Mill. Inside the brewery, their is a framed description of the mill’s history.

Heist Brewery is located in the historic Highland Park Mill

The history of Highland Park Mill is displayed in Heist Brewery

Visible from Heist Brewery are a number of the single-Storey homes once occupied by mill families. Some of these have been restored by local residents. The mill homes are protected by protective easements, a legal document signed by both the homeowner and Preservation North Carolina, which prevent homeowners from making changes that compromise the home’s historical integrity. As recently as 2015, NoDa’s refurbished mill homes were selling for anywhere between the high $200,000 and the mid $400,000.

Charlotte has a vibrant craft beer scene. As is the case in many cities I have visited, craft beer has a habit of connecting the beer drinker with a community’s history. To a large extent, this is due to the fact that many craft breweries, in search of inexpensive real estate, occupy older abandoned buildings in historically interesting neighborhoods. Thanks to my wonderful hosts, Isabelle Nilsson and her husband Jeff, I had the opportunity to experience the NoDa neighborhood, complete with its wonderful craft breweries and fascinating history.

Craft Breweries – A Neighborhood Amenity?

April 21, 2019 The Beer Professor 4 Comments

Along with my colleague, Isabelle Nilsson of the University of North Carolina in Charlotte, I recently published a study that examined the impact of craft breweries on property values in the city of Charlotte, NC. In the study we looked a properties sold between 2002 and 2017 . To summarize our findings, we discovered that the opening of a craft brewery in Charlotte resulted in a 9.8 percent increase in the value of single-family homes and a 3.2 percent increase in the value of condominiums. Interestingly, the opening of a craft brewery had no impact on the value of commercial properties. Charlotte is a fast growing city with a vibrant craft brewing scene – twenty-one craft breweries opened in the city between March 2009 and October 2016.

Our study in the journal Growth and Change analyzed the relationship between craft breweries and property vales in Charlotte, NC

Our explanation for our findings is relatively straightforward. A craft brewery is, for many people, a neighborhood amenity. Imagine it is a warm June evening, and you decide that you would like to pop out for a couple of pints of craft beer. What could be better than being able to walk to the neighborhood craft brewery and doing just that. In a previous blog entry, I suggested that many craft breweries are emerging as a new type of Third Place on the American landscape – community gathering spots where people can go and enjoy a beer and relax, while engaging in conversation with other patrons. Being within walking distance of such places is clearly desirable. Indeed, this is a topic that I am going to talk about next month at the annual meeting of the Altoona Blair County Development Corporation.

I will be talking about craft breweries as Third Places at the 2019 Annual Meeting of the Altoona Blair County Development Corporation

But it’s not just proximity to a craft brewery that raises property values. Previous studies have shown that being near a Whole Foods, a Trader Joe’s, or a Starbucks also results in higher home’s values. It seems clear that people appreciate being able to walk to a nearby craft brewery, coffee shop, or grocery store. Indeed, a recent study by the American Planning Association found that fifty-six percent of Millennials prefer to live in walkable communities. And, as market research has clearly demonstrated, Millennials are the demographic cohort primarily responsible for the growth of craft beer. Walkability seems to valued by large swathes of American society. The same study found that forty-six percent of active Baby Boomers also prefer to live in walkable neighborhoods.

Heist Brewery, one of the breweries contributing to increased property values in Charlotte, NC

This semester I am teaching a graduate course in The Geography of Beer and Brewing at the University of Toledo. Students enrolled in the class have to write a term paper. One of the students is writing her paper on the topic of craft breweries and walkability. Walkability is a simple concept really – how friendly is a neighborhood to those who wish to walk to bars, restaurants, grocery stores etc? The walkability score of my neighborhood is 56 (that’s out of a maximum of 100). This makes it “somewhat walkable”, meaning that some of my errands can be accomplished on foot. You can calculate the walkability of your neighborhood by typing in your home address here. The website Walkscore.com identifies a number of factors that determines a neighborhood’s walkability. These include schools and places of employment being within walking distance for most residents, streets being designed with bicyclists, pedestrians, and public transportation in mind, and the provision of plentiful of public spaces where residents can gather and relax. Bekka, my student is focusing on craft breweries in San Diego, CA and is examining the extent to which they are located in walkable neighborhoods. As I write this, she is still in the middle of analyzing the data that she has gathered. I am curious as to what her findings will show.

Just as living near a craft brewery (or a Whole Foods or a Starbucks) may enhance the value of your home, so does living in a walkable neighborhood more generally. The real estate brokerage company Redfin analyzed the impact of walkability on home prices across fourteen major metropolitan areas in the United States. They found that, on average, increasing the Walk Score by just a single point results in a 0.9% increase in home prices.

A potential concern of living near an establishment where alcohol is served is that it could potentially result in more crime in the neighborhood. And there are some studies that have shown higher crime rates in the immediate neighborhoods surrounding bars. This may not be the case when it comes to craft breweries, however. In a previous post guest-blogger Julie Wartell provided data from Portland, OR which suggested that crime rates are lower in the immediate environs (within fifty feet) of a craft brewery than in the immediate environs of a regular bar. The explanation as to why this might be the case are unclear. However, it may have something to do with both the attitude of both the craft beer drinker and the craft breweries that sell their beer in their on-site taprooms. According to Kris Spaulding of Brewery Vivant in Grand Rapids, MI, craft beer is “more about enjoying the craft than getting drunk”. As Fritz Hahn, a writer for the Washington Post, stated, “I’d rather drink beer longer, not get drunk faster”. Brewery Vivant also has a four-drink maximum for its patrons. I am not aware of any scientific studies comparing the drinking preferences and habits of craft beer versus non-craft beer drinkers, but my gut feeling is that the observation of Kris Spaulding is not far off the mark.

Later this year, Isabelle and I (in collaboration with another colleague) hope to expand our analysis of craft breweries and property values to include more cities. At the moment we do not know how many cities we will include in our expanded analysis, or what those cities will be. But I expect that we will include cities in different parts of the country, cities of different sizes, and cities on different socio-economic trajectories (e.g., shrinking versus growing cities). By doing so, we will be able to draw conclusions that are more generalizable. Watch this space!

Craft Beer in the Queen City

June 21, 2016 The Beer Professor 2 Comments

My wife and I spent a few days in Charlotte, NC last week. I was there for the annual conference of the Mid-Continent Regional Science Association. And yes, I gave another talk about the American craft beer industry. This time the topic was the intra-urban clustering of craft breweries. This is work that I am doing with Isabelle Nilsson, a faculty member at the University of North Carolina, Charlotte and Matt Lehnert a doctoral student in the Spatially Integrated Social Science Program at The University of Toledo. Isabelle and I shared the presentation. I provided the background and context for our study while Isabelle presented our methodology, analysis, and findings.

800px-Queen_charlotte_when_princess — Queen Charlotte

Charlotte was founded in 1768 and is named after Queen Charlotte, wife of King George III of Great Britain and Ireland. As a result it is known as The Queen City. Charlotte, like many cities in the United States, has a burgeoning craft brewing industry. According to the Charlotte Chamber of Commerce there are 28 craft breweries in the Charlotte region, with 16 of those being in the city of Charlotte proper. In addition to these establishments there are 11 new breweries slated for opening, 5 of which will be in the city.

During our first evening in town my wife and I went to our hotel bar for a drink. I asked the bartender what beers he had on draft. “It’s all local beers on draft” was his reply. I must admit I was surprised. The hotel – the Charlotte Sheraton – is part of a multinational chain. I had expected the draft selection to include at least a couple of macro-beers. So kudos to the hotel for supporting the local beer scene in this way. And when I say local I mean local. All of the half dozen draft beers were from breweries in Charlotte.

Dinner came from The Improper Pig food truck

The next evening a group of us met up at the NoDa Brewing Company on North Tryon Street. The brewery is named after the NoDa, Charlotte’s historic arts and entertainment district. NoDa is short for North Davidson, the Main Street that traverses the district. The brewery on North Tryon is actually NoDa’s second brewery in Charlotte. The original (opened in 2011) is just over a mile away on North Davidson. The Tryon Street location opened in October 2015 and was built as demand for NoDa beer exceeded the capacity of the North Davidson Brewery. I was keen to try NoDa’s Hop, Drop, ‘n Roll, an American-style IPA, that had earned the brewery a gold medal at the 2014 World Beer Cup. Our hotel bar had it on draft but there is nothing like tasting a beer at the source. I was not disappointed. The NoDa brewery does not have a kitchen but a different food truck is there most evenings. When we visited The Improper Pig was on site with a variety
of BBQ offerings.

My conference ended at lunchtime on the Saturday, leaving us with the afternoon free before heading back to Toledo the next day. We decided to fill the afternoon by going in the Charlotte Brews Cruise. The Brews Cruise is the brainchild of Mark and Trish Lyons and originated in Asheville, NC in 2006. Since then it has expanded to other cities – Charleston, NC, Denver, CO, Atlanta, GA, Nashville, TN, Chicago, IL, and of course Charlotte. The Charlotte Brews Cruise was established in 2013.

Our Brews Cruise tour guide, Zuri, pouring samples at Birdsong Brewery

For $49 per head you visit three Charlotte breweries. There are seven breweries that the Brews Cruise have a working relationship with so you could theoretically take a second cruise and visit three entirely different breweries. The three that we visited on our cruise were Birdsong Brewing Company, The Unknown Brewing Company, and Heist Brewery. The departure point for our cruise was the Heist Brewery. There we met the other six people who were going on the cruise with us as well as our cruise tour guide, Zuri. We all then jumped into a twelve-seater van and headed off to Birdsong. When we go there our tour guide, Zuri, took us to the production area of the brewery and provided us with a description of the brewing process. As he did so he weaved in information about the brewery and its founders, Chris and Tara Goulet. As Zuri was talking he had a pitcher on hand that contained one of Birdsong’s brews. Sample glasses were 4oz but the pitcher contained enough beer for second servings. At Birdsong we sampled four different brews.

Left to Right (above) – Birdsong, Unknown, and Heist Breweries

After Birdsong we went to The Unknown Brewing Company and, after that, Heist Brewery where we were again provided with generous samples while Zuri regaled us with stories of the breweries and their owners. The Brews Cruise was highly enjoyable. It was well-organized and informative – overall a great way to spend three to four hours on a Saturday afternoon.

TheBeerProfessor

Tag Archives: Charlotte

Selling Your Home? Don’t Forget To Mention That Brewery

From Mills to Breweries: Charlotte’s NoDa Neighborhood

Craft Breweries – A Neighborhood Amenity?

Craft Beer in the Queen City

Musings on Beer